7 August 2025 · Delegated
10, Peel Road, Douglas, Isle Of Man, IM1 4lr
Permission was granted to convert the existing residential dwelling at 10 Peel Road, Douglas into five apartments. The property is a mid-terrace building of four storeys plus dormer roof accommodation, located close to Douglas Steam Railway Station. It has stepped pedestrian access from Peel Road and a private car parking area to the rear accessed via St Georges Walk and Georges Terrace. Officers considered the principle of the change of use against land use and spatial policy, the visual and character impact on the site and surrounding area, the living amenities of future occupants, parking provision, and any effects on neighbouring properties. The application was approved by delegated decision on 7 August 2025, with four conditions attached.
The Department of Environment, Food and Agriculture approved the application on 7 August 2025. Officers assessed the principle of converting the dwelling, its visual and character impact on the surrounding area, the living amenities of future occupants, parking provision, and effects on neighbouring properties, and found the proposal acceptable across all those areas. Four conditions were attached to the permission.
Strategic Policy 1
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Spatial Policy 1
development in Douglas
General Policy 2
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Housing Policy 17
general standards sought in the conversion of buildings
Housing Policy 17: The conversion of buildings into flats will generally be permitted in residential areas provided that: (a) adequate space can be provided for clothes -drying, refuse storage, general amenity, and, if practical, car-parking; (b) the flats created will have a pleasant clear outlook, particularly from the principal rooms and (c) if possible, this involves the creation of parking on site or as part of an overall traffic management strategy for the area. 8.13.4 In recent years, interest has grown in the development of residential dwellings from redundant commercial space, primarily above shops. In the United Kingdom, inspira tion for such development came from the LOTS initiative (Living Over The Shop) started in 1989 and the FOS programme (Flats Over the Shop), set up in 1991. The Department generally supports the conversion of redundant storage space above shops (which are often outside of residential areas), into residential development unless the occupants would suffer adverse noise, general disturbance or loss of residential amenity from other land uses. 8.14 Loss of Housing 8.14.1 In the current housing situation, the Department is concerned to ensure that there is no unwarranted loss of existing housing which is fit for habitation or could be made so at reasonable cost.
Transport Policy 7
parking provision in accordance with standards
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Appendix 7
Parking Standard
Appendix 7.6
standards can be relaxed under certain circumstances
Paragraph 9.10.6 Mixed Use Area 4 - St George's
business district of Douglas
Mixed Use Proposal 4
Section 6.5
Ensuring the efficient use of land and buildings
Urban Environment Proposal 1
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
The car parking at the rear of the building (as shown on dwg 101 Rev A) shall be retained for use of the occupants of No. 10 Peel Road only, and retained free and available for such parking at all times.
Condition 3
Prior to the first occupation of any flat hereby approved, the bicycle storage area (as shown on dwg 101 Rev A) shall be provided in full accordance with the approved plans and retained free for such use thereafter.
Condition 4
Prior to the first occupation of any flat hereby approved, the bin store (as shown on dwg 101 Rev A) shall be provided in full accordance with the approved plans and retained free for such use thereafter.
